La Plata County New Land Use Code

Topic Focused Workshop #4Development Project Simulations

June 19, 2020

Agenda overview• Desired Outcomes/Goals for the Day

• Provide education to the community about the land use code • Understand how the new code is expected to impact the community• Gain insights from the community about how they perceive the new code • Gain insights from the community to guide changes to the new code

• Agenda• 10 min – Introductions & Welcome• 20 min – Project Simulation: Administrative Land Use Permit• 30 min – Project Simulation: Major Land Use Permit• 20 min – Project Simulation: Minor Land Use Permit• 10 min –Wrap-up and Next Steps

Meeting OverviewZoom Protocols Meeting AgreementsWebinar format• Muted device• Recording the presentation• Polling

Feedback Cue• Use the raise hand icon or *9• Use the chat icon• State your name and then speak• Comments will be timed to 2 minutes,

you can get back in the cue

• Equalize participation• Respect – in words and meeting

conduct • Listen to understand• Focus on our goals for the day, the

content at hand• Step-Up/Step-Back – be concise and to

the point

Panelist Introductions• Consultants

• Gabe Preston, RPI• Stacy Beaugh, Strategic By Nature

• Planning Commission• Geri Malandra, Chair (Florida Road District Area)• Chris Scott, Vice Chair (Florida Mesa District)

• County Staff • Megan Graham, Public Affairs Officer• Neal Starkebaum, Community Development Director• Robert Bowie, Senior Planner• Daniel Murray, Principal Planner• Dan Murphy, Senior Planner

Planning Commissioner Welcome

• Goals for the Day• Board of County Commissioner Goals for New Code

• Reconcile and clarify the land use code• Provide for predictability and improved certainty of the process and outcomes• Facilitate and direct growth to appropriate areas• Improve the review process• Articulate clear development standards• Streamline the development process• Protect and respect the county’s most valued assets• Minimize sprawl

• Highlights from the New Code• Community Role

New Code Timeline 2020

Jan - Mar

• Priority setting and outreach

• District planning workshops

• Board of County Commissioners & Planning Commission joint sessions

• Draft Table of Contents

Apr – Jun

• Draft code released• Facilitated community

workshops• Facilitated topic-focused

workshops

Jul – Sep

• Board of County Commissioners & Planning Commission public hearings

• Recommendations• Adoption

Oct – Dec

• Implementation• User Feedback

You Are Here

Topic-Focused Workshop 1:

Development Review Process (Ch. 63, 66)• Improvements and changes to the review process

o Increased administrative reviewo Reduced public hearingso Sketch plan and compatibility reviewo Roles and procedures of decision-making bodies

• Transitioning from old to new code

Fri, May 29: 2-4 pm

Topic-Focused Workshop 2:

Development Standards (Ch. 65, 66, 67, 68, 70, 72, 73)• Development standards

o Effect of improved/clarified standards on processo Compatibility and mitigation standardso Tiny homes and manufactured homes standardso Wildfire and other natural hazards

• New tools for developmento Economic development areaso Planned unit developmento Clustered rural development

Fri, June 5: 2-4 pm

Topic-Focused Workshop 3:

Road Level of Service Standards, Road Construction Standards and Drainage & Erosion Control Standards (Ch. 70, 74)• Road Level of Service Standards

o Backgroundo Level of service metrics and studies

• Road Construction Standardso Standards for non-county roadso Roads in 35-acre subdivisions

• Drainage and erosion standardso Revised drainage and detention standardso Water quality requirement for detention ponds

Fri, June 12: 2-4 pm

Topic-Focused Workshop 4:

Project Simulations Fri, June 19: 2-4 pm

Administrative Land Use PermitAgPlus Bed and Breakfast

The Idea

• Proposal: Commercial bed and breakfast in an existing 3 bedroom ranch home

• Parcel: 40 acres; contains two legally created homes, irrigated hay field, and grazing; assessed as agriculture for 30+ years.

• Location: Southeast Planning District• Access: county road, gravel surface• Bed and breakfast home has a permitted septic system and permitted well62-5 Definitions:

Pre-Application

• Begins with preliminary feasibility and pre-application meeting 66-10

Classification66-5 Projects classified as administrative land use permits

Classification66-3

Process 66-18

Administrative Land Use Permit

Notice 66-14 BTable 66-14 B Summary of notice requirements by type of notice

Type Of Notice Who Prepares Notice Minimum Time For Providing Notice

Written (Mail) Notice of Intent to Develop

Community Development Department

Within five (5) business days after acceptance of application

Posted Notice of Intent to Develop

Applicant

(CDD provides form) Within five (5) business days after acceptance of application

Mineral Rights Owner Written (Mail) Notice of Public Meeting

Applicant Thirty (30) days prior to public meeting for mineral rights owners

Written (Mail) Notice of Public Meeting or Neighborhood Meeting

Community Development Department

Ten (10) days prior to public meeting for surrounding landowners

Publication Notice of Public Meeting

Community Development Department

Ten (10) days prior to public meeting and no more than thirty (30) days prior

Submittal contents 66-11 (via Pre-application 66-10)

proof of ownership project narrative site plan parking, setbacks, sign can be low tech, don’t need

an architect or engineer well permit septic permit

Standards of Review• Chapter 73: Standards and Additional Submittal Requirements for Specific

Uses• Bed and breakfast 73-4 (bedrooms, parking, signage, residential appearance)

• Chapter 70 Generally Site Development Standards (at minimum)• Proof of water 70-4• Proof of sewer 70-3• Outdoor Lighting Regulations 70-7• Signs 70-20

• General approval criteria 66-16:• Consistency with review agency comments• Consistent with prior approvals• No significant adverse impacts on surrounding property• Conformance with adopted plans• Uses and density in general conformance with district plan.

Southeast District Plan Goal A.2: Encourage businesses

that support agriculture

How would this have gone under the current code?

Major Land Use PermitContractor Yard and Offices

The Idea

• Build a contractor yard and offices for two operators (a builder and a second phase that includes a landscaping company)

• Equipment/machinery storage/parking, material storage, employee parking, and three moderately sized structures

• Ten acres total, 5 acres to be developed. • In Grandview near Hwy 160

Pre-Application

• Begins with preliminary feasibility and pre-application meeting 66-10

Classification: Major Land Use Permit

Project will result in more than 3 acres of land disturbance.

Minor Land Use Permit (66-6) Major Land Use Permit (66-7)

10,000 ft2 of floor area or less, Over 10,000 ft2 of floor area

and 3 acres or less of land disturbance, or over 3 acres of land disturbance

and domestic water demand of 1,050 gals/day or less, or domestic water demand over 1,050 gals/day

and 5% or less increase in traffic on public roads or more than 5% increase in traffic on public roads

Major Land Use Permit Procedures 66-21

Overview of Major Land Use

Preliminary Plan:• One Hearing – BOCC• Review of Technical Details and Engineering • May be Combined with Final Plan• Preliminary Plan may Include Future Phases

Sketch Plan:• One Hearing - Planning Commission • Determine Compatibility at Front of Process• May Include Phasing Plan

Final Plan:• Administrative - Planning Director• Final Details and Plans for Construction• Final Plans for Future Phases Covered under Preliminary Plan

Notice 66-14

Sketch Plan 66-19• Sketch Plan Submittal Requirements 66-19

• Conceptual drawing(s) and narrative, not detailed, not engineered• Show uses, intensity, density• Conceptual layout• Phasing

• Sketch Plan Review Considerations 66-19• Types of use• Locations intended for development, undeveloped areas/open space• Compatibility with the existing uses of adjacent properties• Compatibility with the natural environment, natural hazards• General conformance with district plan and comprehensive plan• Phasing• Infrastructure or other improvements• Access• Adequate water supply • Sewage treatment

• Compatibility criteria 70-5• General conformance with comprehensive and district plan(s)• Appropriate densities and uses• Avoidance of unmitigated nuisance conditions• Pollution control practices and permits• Maintenance of existing character• Adequate provision of services• Natural environment and resources

• 73-7 Standards specific to commercial outdoor storage and sales areas (buffering, setbacks, hard surface required, hazardous materials)

Standards of Review• General approval criteria 66-16:

• Consistency with review agency comments• Consistent with prior approvals• No significant adverse impacts on surrounding property• Conformance with adopted plans• Uses and density in general conformance with district plan.

• Chapter 70 Generally Site Development Standards(at minimum)• Proof of water 70-4• Proof of sewer 70-3• Property Line and Road Setbacks (70-6)• Outdoor Lighting Regulations (70-7)• Avoidance of Natural Hazards and Protection of Sensitive Lands (70-8)• Landscaping and buffering (70-17)• Signs (70-20)• Water, Sewer

• Chapter 74 Road and Bridge Standards and Permits

Florida Mesa Plan Objective 4.D: Encourage

commercial growth in areas designated on the Land Use Map

in order to prevent such uses from migrating into predominantly

agriculturaland residential areas.

Preliminary Plan review

Final Plan review (combined with Preliminary Plan or by Administrative Land Use Permit)

How would this have gone under the current code?

Minor Land Use PermitThree lot subdivision

The Idea

• Proposal: one existing home, proposed subdivision creating two new lots, • 35 acres with a 15 acre and two 10 acre lots. • Location: Bayfield Planning District• Access: county road, paved surface• Home has a permitted septic system and permitted well

Pre-Application

• Begins with preliminary feasibility and pre-application meeting 66-10

Classification: Minor Subdivision 67-4

Minor Subdivision (67-4) Major Subdivision (67-3)

Up to 3 lots 4 or more lots

Minor SubdivisionProcedures 67-4

Notice 66-14

Step 1: Pre-Application

Step 2: Application Submittal

Step 3: Public Notice

Step 4: Application Review

Step 5: Neighborhood Meeting (if needed)

Step 6: Staff Report

Step 7: Public Notice

Step 8: Planning Commission Decision

Submittal contents 66-11 (via Pre-application 66-10)

proof of ownership project narrative surveyed plat (building

envelopes) geotech report traffic evaluation (74-3.IV) well permit and pump test septic feasible according to

San Juan Basin Health

Standards of Review• General approval criteria 66-16:

• Consistency with review agency comments• Consistent with prior approvals• No significant adverse impacts on surrounding property• Conformance with adopted plans• Uses and density in general conformance with district plan.

• Chapter 70 Generally Site Development Standards (at minimum)• Proof of water 70-4• Proof of sewer 70-3• Property Line and Road Setbacks (70-6)• Avoidance of Natural Hazards – Geohazard Onsite (70-8)• Irrigation facilities – irrigation ditch through proposed subdivision (70-14)

• Chapter 74 Road and Bridge Standards and Permits (traffic evaluation)

Bayfield Plan Goal 3: Promote Economic Stability

and Opportunity (AKA Housing). Objective 3.A: Provide flexibility and

increased opportunities for residential and commercial development.

Compatibility assessment standards 70-5

• Compatibility criteria• General conformance with comprehensive and district plan(s)• Appropriate densities and uses• Avoidance of unmitigated nuisance conditions• Pollution control practices and permits• Maintenance of existing character• Adequate provision of services• Natural environment and resources

Land Use Classification: Agricultural/Rural Residential 1

unit per 10-20 acres

Next Steps for Additional Input

• Additional comments are welcome and encouraged!• Email: NewCode@co.laplata.co.us• Project website: https://bit.ly/LPC_LUC• Turn in comments by June 26 for consideration in New Code Draft 2